317 Beatrice St · Welcome, SC 29611-5603

$239,999

3 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 1 Days on market

Built 1946 8,276 sqft lot Est $266k · 10% under

---

Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.5/30.0
• ARV discount +11.9/15.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

BACK ON THE MARKET! Downtown living at a reasonable price! Charming three bedroom, two bath home with lots of space in its open floor plan. Beautiful floors, granite countertops, and stainless steel appliances make the central living space and kitchen feel homey, yet modern. Master suite has a large walk-in tiled shower perfect for relaxing in after a long day. Third bedroom is very large and could easily be used for a den or home office. Step through the back hallway and out onto the deck for a tranquil haven from the outside world, including a small creek and a perfect spot for picnics. The backyard has ample sun and shade, ideal for a garden or entertaining friends, family and pets. Only 5 minutes from the downtown Prisma hospital campus, and 10 minutes from Main Street in Greenville.

Key facts

• Mature greenery
• Open layout
• Storage shed

Tags

• OPEN LAYOUT
• WALK-IN PANTRY
• PRIVATE FULL BATHROOM
• MATURE GREENERY
• STORAGE SHED

Property features AI

Finance

• Other: Lead-based paint disclosure required; Residential property disclosure required
• HOA & community: No HOA fees

Exterior

• Parking: Driveway parking; Paved concrete driveway
• Utilities: Public water; Electric water heater; Public sewer; Public garbage pickup
• Home design: Single-story home; Built around 1946; Outbuilding for storage; Crawl space foundation
• Construction: Vinyl siding with full brick veneer; Composition shingle roof
• Exterior features: Front porch; Deck; Creek on the lot; Level lot

Interior

• Kitchen: Kitchen (11 x 8); Dishwasher; Refrigerator; Electric cooktop; Built-in microwave
• Bedrooms: 3 bedrooms on the main level; Primary bedroom with full bath and multiple closets (12 x 14); Second bedroom (11 x 12); Third bedroom (11 x 23)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Electric heating with gas available; Central forced air cooling (electric)
• Interior features: Smooth ceilings; Granite countertops; Open floor plan; Walk-in pantry; All window treatments remain; No fireplace
• Laundry & utility: First-floor laundry in a closet-style space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $7 ($84/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (20.9% below list).
• Recommended offer: $190k (20.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#5 in SC, #1,321 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, crime D+.
• Greenville 01 (suburban): math 44% / reading 54% proficiency, ranked #10 of 80 in SC (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hollis Academy (math 28% / reading 21%, grade F, #452 of 597 statewide, top 78%, 608 students, 100% FRL) — zoned schools average 100% FRL vs 42% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 49% district-wide (-24 pts) — the specific schools serving this property underperform the Greenville 01 average; the district grade overstates school quality for this exact location.
• Market conditions: 1 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• Greenville County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $150k; list at $240k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,885 (20.9% below list)

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.79% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $265,872
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Mary St	0.11mi	3/2.0	1,465 (+5%)	23mo	$253,500	$173	68
310 S Texas Ave	0.17mi	3/2.0	1,555 (+12%)	13mo	$349,000	$224	61
501 Gordon St	0.56mi	3/2.0	1,394 (+0%)	16mo	$365,000	$262	61
4 York Dr	0.21mi	3/2.0	1,530 (+10%)	16mo	$264,000	$173	61
129 Oak Dr	0.48mi	3/2.0	1,300 (-7%)	11mo	$175,000	$135	57
19 N Washington Ave	0.50mi	3/2.0	1,468 (+6%)	14mo	$180,000	$123	56
102 Welcome St	0.52mi	2/2.0 (-1)	1,359 (-2%)	14mo	$259,888	$191	55
23 Springfield Ave	0.51mi	3/1.0	1,225 (-12%)	2mo	$205,000	$167	51
4 Janice Ct	0.66mi	3/1.5	1,477 (+6%)	15mo	$305,000	$206	45
107 Somerset St	0.69mi	3/1.0	1,200 (-14%)	1mo	$180,000	$150	40
207 Gordon St	0.61mi	3/1.0	1,222 (-12%)	23mo	$241,500	$198	28
17 Cole Rd	0.73mi	3/1.0	1,237 (-11%)	23mo	$241,000	$195	24

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.44×
• Total profit: $29,287
• Equity at exit: $107,914

10-year hold

• IRR: 10.3%
• Equity multiple: 2.54×
• Total profit: $103,566
• Equity at exit: $166,308

Cash invested: $67,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29611-5603

• Active inventory: 1
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,899 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$134 /mo · $1,614/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $7

Break-even live

Break-even rent $1,890

Max offer price $239,999

Occupancy floor 95%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Lynhurst Dr Greenville, SC	3.0	1.5	1177	$2,500	$2.12	14d	1	0.29mi
12 Templewood Dr Greenville, SC	3.0	1.0	1200	$1,795	$1.50	23d	1	0.38mi
44 4th Ave Greenville, SC	3.0	2.0	1350	$1,975	$1.46	23d	1	0.46mi
19 Dargan St Greenville, SC	2.0	1.0	962	$1,400	$1.46	14d	1	0.57mi
119 Heatherly Dr Greenville, SC	2.0	1.0	896	$950	$1.06	23d	1	0.64mi
8 Judson Rd Greenville, SC	2.0	1.0	944	$1,200	$1.27	23d	1	0.69mi
107 Virginia Ave Greenville, SC	2.0	2.5	1134	$1,699	$1.50	23d	1	0.74mi
109 Virginia Ave Greenville, SC	2.0	2.5	1134	$1,699	$1.50	23d	1	0.75mi
701 Easley Bridge Rd Greenville, SC	3.0	1.0–2.5	1324	$3,465	$2.62	2d	110	0.77mi
15 Best Dr Greenville, SC	3.0	1.5	1020	$1,125	$1.10	19d	1	0.78mi
10 10th St Greenville, SC	2.0	1.0	1152	$1,100	$0.95	3d	1	0.79mi
125 Ledbetter St Unit B Greenville, SC	3.0	2.0	1270	$1,850	$1.46	3d	1	0.90mi
1014 S Welcome Rd Greenville, SC	3.0	2.0	1400	$2,800	$2.00	2d	1	0.96mi
113 Taverly Dr Greenville, SC	3.0	2.5	1507	$2,024	$1.34	19d	1	1.06mi
29 4th St Greenville, SC	3.0	2.0	1120	$1,695	$1.51	3d	1	1.06mi
115 Taverly Dr Greenville, SC	3.0	2.5	1571	$2,024	$1.29	19d	1	1.06mi
68 Allen St Greenville, SC	2.0	1.0	1156	$1,245	$1.08	11d	1	1.10mi
4 Kilgore St Greenville, SC	2.0	1.0	1050	$1,500	$1.43	23d	1	1.13mi
102 Odessa St Greenville, SC	2.0	2.0	1192	$1,900	$1.59	2d	1	1.19mi
19 Saco St Greenville, SC	2.0	2.0	1050	$2,400	$2.29	23d	1	1.25mi
298 Werts St Greenville, SC	2.0	2.0	1110	$2,000	$1.80	23d	1	1.37mi
7 Kathryan Ct Greenville, SC	3.0	1.0	1274	$1,800	$1.41	3d	1	1.37mi
41 Burdette St #1 Greenville, SC	3.0	2.0	1148	$1,500	$1.31	23d	1	1.39mi
35 Burdette St Greenville, SC	2.0	2.0	1600	$1,950	$1.22	23d	1	1.39mi
7 Iola St Greenville, SC	3.0	2.0	1165	$2,500	$2.15	14d	1	1.49mi

Listing history 2 events

1. 2026-06-19
   remarks 681-char remark
2. 2026-06-19
   listed $239,999 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $1,614 · $134/mo
• Projected year-2 tax: $1,614 · $134/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,786
• − Mortgage interest: −$13,444
• − Property taxes: −$1,614
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,823
• − Management: −$1,823
• − Depreciation: −$6,982
• Taxable loss: −$4,099
• Est. tax savings @ 24.0%: +$984
• After-tax cash flow: $1,068/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Greenville 01
• NCES district ID: 4502310
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 54% ▼ -2.00%
• Median HH income: $49,596
• Composite: 41.88/100
• National rank: #3370
• State rank: #10 of 80 in SC

Livability — Welcome

• Score: 81/100
• State rank: #5
• US rank: #1321

Category grades

Amenities C Commute A+ Cost of living A+ Crime D+ Employment C- Housing A+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Welcome, SC

Population outlook (Greenville County) Hauer SSP2

• Today (2025): 574,580 people
• By 2030: 615,615 · +7.1%
• By 2040: 695,373 · +21.0%
• By 2050: 769,367 · +33.9%
• By 2075: 933,296 · +62.4%
• By 2100: 1,029,196 · +79.1%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+158.2% since first listed

14 events — show timeline

• 2026-06-18 Listed $239,999 Greater Greenville MLS
• 2020-12-03 Sold (MLS) $150,000 Greater Greenville MLS
• 2020-10-11 Contingent — Greater Greenville MLS
• 2020-10-08 Relisted — Greater Greenville MLS
• 2020-09-19 Contingent — Greater Greenville MLS
• 2020-09-07 Listed $157,500 Greater Greenville MLS
• 2014-07-29 Sold (Public Records) $105,000 Public Records
• 2014-07-25 Sold (MLS) $105,000 Greater Greenville MLS
• 2014-06-20 Listing Removed — Greater Greenville MLS
• 2014-04-14 Listed $105,000 Greater Greenville MLS
• 2009-09-11 Listing Removed — Greater Greenville MLS
• 2009-03-25 Listed $54,900 Greater Greenville MLS
• 2000-02-10 Sold (Public Records) $52,200 Public Records
• 1990-07-16 Sold (Public Records) $92,950 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,614 · +4.1% YoY. Source: county tax records.